Duplex with Separate Guest
For Sale
$250,000
8709 Knox Street, Houston, TX 77088
Duplex built in 1940 featuring a primary residence plus a separate M/L unit on a fully fenced lot.
Property Size1,725 SF
Price / SF$265.39
Days on Market51
Property Features for 8709 Knox Street
General Information
Standard status
Active
Size
1,725 SF
Property subtype
Income
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$4,938
Amenities
Vinyl
Yes
3
5
Appraiser
Partial
Other
7200
1725
Building Details
Building Size
1,725 SF
Year Built
1940
Stories
1
Listing Agency:
Southern Luxury Properties
(713) 965-0812
Listed By:
Summer Frank
(706) 207-7377
Source:
Garygreene
Added: Jul 28
Changed: Sep 15
Last Checked: Sep 15 at 6:07AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Southern Luxury Properties
Investment Insights
Based on property information with market context.
This duplex offers a primary residence plus a separate guest suite identified as an M/L unit, creating flexibility for multi-generational living or rental use. The property sits on a fully fenced lot with an extended driveway, supporting convenient arrival and everyday privacy. Built in 1940, the home is positioned for buyers seeking a dual-unit configuration that is straightforward to understand and show.
The surrounding area is described as a well-maintained, family-oriented community near local parks and shopping. For commuting, the public remarks cite access to Beltway 8, I-45, and HWY 249. Walk and bike access are described by scores of 45 (walk), 42 (bike), and 48 (transit), indicating a car-dependent environment with some transit options.
The surrounding area is described as a well-maintained, family-oriented community near local parks and shopping. For commuting, the public remarks cite access to Beltway 8, I-45, and HWY 249. Walk and bike access are described by scores of 45 (walk), 42 (bike), and 48 (transit), indicating a car-dependent environment with some transit options.
Key Highlights
- Primary residence plus separate guest suite as an M/L unit
- Fully fenced lot with extended driveway
- Year built: 1940
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$12,338
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.94%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$246,760
$246.8K
Cap Rate 7%
$176,257
$176.3K
Cap Rate 9%
$137,089
$137.1K
Market Conditions
NOI Build-Up for 942 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$18.7K $19.80/SF
− Vacancy
−$1.0K −$1.09/SF
EGI
$17.6K $18.71/SF
− OpEx
−$5.3K −$5.61/SF
NOI
$12.3K $13.10/SF
Area
Houston, TX
Vacancy
5.50%
Lease Rate
$19.80 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$246,760
Cap Rate 7%
$176,257
Cap Rate 9%
$137,089
Alternative Uses
Best Use
Multifamily LT 5
$176.3K
$154.2K – $205.6K
NOI $12,338 @ 7.0% cap · market cap 4.94%
Second Best
Apartment 5plus
$152.5K
$133.4K – $177.9K
NOI $10,672 @ 7.0% cap · market cap 4.27%
Theoretical Best
Office A
$242.2K
$212.0K – $282.6K
NOI $16,956 @ 7.0% cap · market cap 6.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
304
Businesses Nearby
Explore this area
Business Placement
Demographics for 77088, TX
54,320
Population
18,500
Households
2.9
Avg Household Size
35
Median Age
13%
College-Educated
72%
High-School Grad
11.1 sq mi
ZIP Area
4,894
Density / Sq Mi
$52,549
Median Household Income
$32,015
Median Earnings
$1,177
Median Rent
$173,900
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Duplex built in 1940 featuring a primary residence plus a separate M/L unit on a fully fenced lot.
Where is this duplex located?
The property is located at 8709 Knox Street Houston, TX.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: Primary residence plus separate guest suite as an M/L unit; Fully fenced lot with extended driveway; Year built: 1940
